High-Rise Housing As a Factor of the Increase in Investment Attractiveness of the City

E3S Web of Conferences 33, 01038 (2018) https://doi.org/10.1051/e3sconf/20183301038 HRC 2017

High-rise housing as a factor of the increase in Investment attractiveness of the city

1,2,* 2 Angela Mottaeva and Alexander Zheltenkov 1 Moscow State University of Civil Engineering, Yaroslavskoe shosse, 26, Moscow,129337, Russia 2 Moscow Regional State University , 129125 Radio str. 10, Moscow, Russia

Abstract. That is obviously for experts, irrespective of status or quality, high-rise housing is here to stay. No country is in a position to ignore or discard this conspicuous legacy of the post-war and mass housing period. Nevertheless, high-rise residential buildings are still less widespread, than offices. According to the author, there are certain problems and reasons for limitation of high-rise construction in the housing sector. The author summarizes successful experience of high-rise housing construction in the world and considers some social-and-economic prerequisites of its development in the modern city. These concrete examples, given in article, prove that the existing problems are being solved. The most effective option of construction is the combination of inhabited and commercial chambers in the high-rise building and also the creation of specific infrastructure. In that case housing high-rise estates will promote the increase in investment attractiveness and investment activity in the district and in the city as whole.

1 Introduction That was construction of high-rise buildings for office purposes to begin at first. Thanks to that, the cities gained more modern and respectable look, and, above all - the number of the jobs (generally for "white collars"), located not only in the downtown but also out of historical areas increased. Further the turn of high-rise housing came. Formal definitions of high-rise housing vary between countries. Many authors have focused on housing from the post-war period, which requires a lift to reach the upper floors. In general, this means high-rise is a block with a minimum of five storeys and a lift. Modern high-rise housing consist of tower (skyscraper) or point blocks reaching twenty or more storeys, or slab blocks providing hundreds of metres of separate dwellings connected by lengthy internal or external corridors. [1] Among the architects and engineers who have made their contribution to the development of housing high-rise construction there were William Jannie, Bertrand Goldberg, Der Skatt, Dominique Perrault, Franck Lloyd Wright, Geoffry Powell, Peter "Joe" Chamberlin, Christoph Bon, Skidmore, Owings and Merrill, Maria Rosa Cervera, Javier Pioz. In the USSR and Russia the development of high-rise housing construction is connected with the names of architects D. Chechulin and A. Rostovsky, A.N. Dushkin, B.S. Mezentsev, L.M. Polyakov and A.B.

* Corresponding author: [email protected]

© The Authors, published by EDP Sciences. This is an open access article distributed under the terms of the Creative Commons Attribution License 4.0 (http://creativecommons.org/licenses/by/4.0/). E3S Web of Conferences 33, 01038 (2018) https://doi.org/10.1051/e3sconf/20183301038 HRC 2017

Boretsky, M.V. Posokhin, A.A. Mndoyants, A. Dobrovolsky, O. Malinovsky, P. Petrushenko, M.N. Vokhomsky (designer), engineers L.M. Gohmann, E.V. Myatlyuk, V.A. Saprykin. Modern Russian architects A. Trofimov, E. Treshchilina, V. Shteller, O. Markova, Sergey Nepomnyashchy, Anton Nadtochy and Vera Butko are also deserve mentioning. Considering the emergence of residential skyscrapers, it is necessary to remember the term gentrification (from the English "gentry" – untitled nobility), meaning the social phenomenon which has arisen in Great Britain and the USA in the 1960th; and representing arrival to the place of poor households in the downtown of more prosperous ones. Externally gentrification was presented by reconstruction of certain buildings, quarters and the whole districts of the centres of the cities, which had the investigation substantial increase of quality in them the inhabited environment and housing prices. Evolution of this phenomenon has led to the creation of new buildings - higher and higher residential buildings. Nowadays in the cities and megalopolises of the whole world there is a replacement of large productions out of limits of housing urban development. There is a danger of emergence of areas and the whole "ghost" towns. In order to avoid that the released territories can be effectively occupied with pointed building in the form of inhabited skyscrapers. On the other hand, some office centres of the cities "become extinct" at the end of the working day. Construction of skyscrapers in which office and dwelling are combined, solves the problem and does the similar area more attractive. Inhabitants (households) come back to the area, founders of institutions of social service, public catering, etc. invest more actively. The prospects of the increase in investment attractiveness of districts and whole cities at the expense of high-rise housing construction are considered in this article.

2 State-of-the-Art Review As decades ago, at the beginning of high-rise construction, today the majority of high-rise buildings are office skyscrapers. The share of residential buildings is small – about 20%, and their height, as a rule, is much less than average skyscraper and does not exceed 140 metres, and the absolute majority of them is the share of residential buildings up to 100 metres high. However the first European building, higher than 100 metres, was inhabited, but not administrative. It was one of seven "Stalin" high-rise buildings, created in Moscow by 1954. Those high-rise buildings have created "a ring of the high-rise dominants structuring building outside a historical part" of the city [2]. The highest inhabited building in the world is the skyscraper of Trump World Tower in New York, 262 metres high (72 storeys) is considered today. In Europe Moscow 61-storey "Triumf-Palas", which is 264 metres high (with the spikes) is in the lead. Towers of Marina City standing in Chicago (almost 250 metres high), multipurpose John Hancock Centre (343 metres high, including offices, hotel and inhabited levels at the top) are widely known. In China the "Vertical Bionic City Tower" project (a 300-storey 1228 metres high construction for 100 thousand inhabitants is being seriously discussed. So, there is a contradiction. Numerous calculations throughout all the history of high-rise construction showed that even despite the high cost and a limited reserve of the city land (the main incentives of high-rise construction), the economic feasibility of high-rise residential buildings as mass-product comes to the end at the height of 25-30 floors. This figure also limits the vast majority of high-rise residential buildings all around the world. This article points out the reasons of limitation of high-rise construction in the housing sector and analyzes some social-and-economic prerequisites of his development in the modern large city. The influence of high-rise housing construction on the investment activity in the city is considered.

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Boretsky, M.V. Posokhin, A.A. Mndoyants, A. Dobrovolsky, O. Malinovsky, P. 3 Results Petrushenko, M.N. Vokhomsky (designer), engineers L.M. Gohmann, E.V. Myatlyuk, V.A. Saprykin. Modern Russian architects A. Trofimov, E. Treshchilina, V. Shteller, O. Markova, The majority of residential skyscrapers in the world do not exceed 75 stores. Sergey Nepomnyashchy, Anton Nadtochy and Vera Butko are also deserve mentioning. Any further increase in number of storeys demands special measures for realization and Considering the emergence of residential skyscrapers, it is necessary to remember the control of constructive and fire safety, special decisions for water, heat and power supply, term gentrification (from the English "gentry" – untitled nobility), meaning the social special complicated and expensive ventilation systems, sewerage systems and even rubbish phenomenon which has arisen in Great Britain and the USA in the 1960th; and representing disposal systems. Besides, construction of inhabited skyscrapers means dense population, arrival to the place of poor households in the downtown of more prosperous ones. Externally considerable loads of social infrastructure, transport and engineering networks. gentrification was presented by reconstruction of certain buildings, quarters and the whole And still every day there appear more and more residential buildings, exceeding 100 districts of the centres of the cities, which had the investigation substantial increase of quality metres and they are becoming higher. The matter is that construction of such residential in them the inhabited environment and housing prices. Evolution of this phenomenon has led buildings was always based first of all not on economic reasons. Except utilitarian economic to the creation of new buildings - higher and higher residential buildings. purposes the high-rise ring is designed to resolve also city-planning and even political affairs. Nowadays in the cities and megalopolises of the whole world there is a replacement of So, for example, in case of "seven Moscow sisters" (so called "Stalin" towers), three of large productions out of limits of housing urban development. There is a danger of emergence which are inhabited skyscrapers, they help to resolve not the housing problem: these of areas and the whole "ghost" towns. In order to avoid that the released territories can be buildings became populated "exclusively family-by-family by the citizens from effectively occupied with pointed building in the form of inhabited skyscrapers. nomenclature, scientific and technical, creative elite of the Soviet society" [2]. They have On the other hand, some office centres of the cities "become extinct" at the end of the been designed to provide the new scale of the city, corresponding to the rank of the capital working day. Construction of skyscrapers in which office and dwelling are combined, solves of the world power. Similarly, the construction of Marina City in Chicago has started the the problem and does the similar area more attractive. Inhabitants (households) come back to successful attempt to return the middle class, who was "running" to suburbs to the central the area, founders of institutions of social service, public catering, etc. invest more actively. regions of the city in 1964. Other projects serve to the city regulation purposes too. Such The prospects of the increase in investment attractiveness of districts and whole cities at projects include rather considerable ones, such as areas La Défense in Paris and Docklands the expense of high-rise housing construction are considered in this article. in London, the multipurpose Barbikan complexes in London, Pershing Square in Los Angeles and dozens of others projects, including great number of high-rise and superhigh-rise residential buildings. Generally all these projects have been designed to take away a certain 2 State-of-the-Art Review part of business life of the city out of borders of the historic center, resolving the issue of its transport congestion and the problem of creation "the architectural education adequate to As decades ago, at the beginning of high-rise construction, today the majority of high-rise requirements of time and at the same time not breaking historical appearance of the city" [3]. buildings are office skyscrapers. The share of residential buildings is small – about 20%, and Though the era of superurbanization remained in the 1970th, construction of separate their height, as a rule, is much less than average skyscraper and does not exceed 140 metres, multipurpose public-and-housing estates [4, 5], such as, Trump Tower for 6 thousand and the absolute majority of them is the share of residential buildings up to 100 metres high. apartments in New York, instead the former railway depot, is conducted and today. However the first European building, higher than 100 metres, was inhabited, but not Large-scale projects are implemented in Southeast Asia and Australia. In the Asian region administrative. It was one of seven "Stalin" high-rise buildings, created in Moscow by 1954. formation of similar high-rise complexes is often carried out within the programmes for Those high-rise buildings have created "a ring of the high-rise dominants structuring building reconstruction of blighted areas and also for provision of housing for the numerous outside a historical part" of the city [2]. population of limited territories. That is also possible to mention the "New Ring of Moscow" The highest inhabited building in the world is the skyscraper of Trump World Tower in programme adopted in 1998. Within its framework sixty zones was allocated" in the median- New York, 262 metres high (72 storeys) is considered today. In Europe Moscow 61-storey and-peripheral territory of the city in 2005. That is planned to build about two hundred high- "Triumf-Palas", which is 264 metres high (with the spikes) is in the lead. Towers of Marina rise (30–70 storey) structures, which considerable part will be made up by the residential City standing in Chicago (almost 250 metres high), multipurpose John Hancock Centre (343 buildings. One can also note a local housing estate "Edelweiss", administrative-and-business metres high, including offices, hotel and inhabited levels at the top) are widely known. In buildings in the "City" zone, the 35-storey "Continental" complex, other residential China the "Vertical Bionic City Tower" project (a 300-storey 1228 metres high construction buildings). The scheme of location of high-rise buildings provides several types of high-rise for 100 thousand inhabitants is being seriously discussed. accents, such as: "coastal", "urbanistic", "planning accent", "entrance to the city" and so on. So, there is a contradiction. Numerous calculations throughout all the history of high-rise What is the base for the hope, that existence of high-rise residential buildings will promote construction showed that even despite the high cost and a limited reserve of the city land (the the increase in investment activity in the city? main incentives of high-rise construction), the economic feasibility of high-rise residential First of all, the structure of "skyscraper" is important. In modern multilevel buildings, the buildings as mass-product comes to the end at the height of 25-30 floors. This figure also top storeys are allocated to housing, below hotel rooms or offices are usually placed. Near limits the vast majority of high-rise residential buildings all around the world. earth level, in elevated and underground storeys of a skyscraper, shopping and entertainment This article points out the reasons of limitation of high-rise construction in the housing centres, parkings, stations of the subway, etc. are located. One of the most widespread sector and analyzes some social-and-economic prerequisites of his development in the receptions of the architectural organization of the lower zone of similar complexes is the modern large city. The influence of high-rise housing construction on the investment activity creation of the stilobat platform, often occupying all the ground area of the building; the total in the city is considered. area of the chambers, which are in it can reach tens and even hundreds of thousands of meters. On such platform both one, and whole groups the of chambers of different height can

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accommodate. Marina City is the axiom of such organization of a complex. The first 19 storeys of the building of Marína City are occupied by the parking having design, unique for the middle of the 60th, twirled on a spiral, which is calculated on 896 parking places. On the 20th storey the laundry, the gym, warehouse, rooms for conferences, theatre, the gym, the swimming pool, an ice skating rink, several shops and restaurants are located. Storeys from 21 to 60 are given for apartments. Under one part of the platform, hanging over the river, the mooring for yachts is located [6] .

Fig. 1. Marina City (photo by Rich McNees) Multilevel platforms of the Marina City building radically solve many functional problems, such as division of pedestrian and traffic flows, pedestrian transit and inhabited recreations, public and inhabited levels, maximal use of the urban area. Today there are even projects of the cities-skyscrapers. In such a city inhabited and working tiers alternate with parks, technical and economic tiers. The author of two such projects is the Japanese is the well-known corporation "Takenaka". The larger one is the kilometer height of Sky City, which has to become a housing for thirty six thousand people and a workplace for one hundred thousand people. Everything is provided in such skyscraper for full-fledged life without any need to leave it: schools, parks, shops, restaurants, theaters, hospitals, offices; issues of communications and transport are resolved (figure 2). Actually such construction will become the centre of business and investment activity.

Fig. 2. Sky City project, Japan (from Web Site for Architecture & Design-Related Info)

4 E3S Web of Conferences 33, 01038 (2018) https://doi.org/10.1051/e3sconf/20183301038 HRC 2017 accommodate. Marina City is the axiom of such organization of a complex. The first 19 storeys of the building of Marína City are occupied by the parking having design, unique for In Russia the architect Sergey Nepomnyashchy, who offered several concepts, including the middle of the 60th, twirled on a spiral, which is calculated on 896 parking places. On the the 75-storey city "Birth of Venus" and the "Pancake city", spread on a landscape in the form 20th storey the laundry, the gym, warehouse, rooms for conferences, theatre, the gym, the of a huge washer, is engaged in the projects of the cities-buildings. swimming pool, an ice skating rink, several shops and restaurants are located. Storeys from It is necessary to mention significance, visibility of the high-rise building. In combination 21 to 60 are given for apartments. Under one part of the platform, hanging over the river, the with its uniqueness the visibility of the building automatically transfers it to the category of mooring for yachts is located [6] . sights of a space and social landscape of the city, makes it the subject of discussion. "The skyscraper is always a status construction" [7] not only for the owner and the inhabitant, but also for all the district and the whole city, quite often thanks to the building, becoming the subject of tourism . In Moscow the Ukraine hotel is not only one of the best hotels of Russia, but also one of the most beautiful sights of Moscow. Leningradskaya hotel is another sight, and even when the building began to collapse, and the state had no money for reconstruction, the hotel managed to be sold rather favourably at the auction. The Sadko-Hotel network, which was engaged in reconstruction of the building, became the new owner, then the hotel opened under the new name "Hilton Moscow Leningradskaya". One more sight is the house on Kotelnicheskaya Embankment, which has its unique history, and is associated with the famous residents and surrounded with the numerous legends attracts tourists into its vicinity. Tourism in turn becomes one more incentive of possible investments into the city economy.

4 Discussion Fig. 1. Marina City (photo by Rich McNees) Multilevel platforms of the Marina City building radically solve many functional The natters of lication and construction of high-rise buildings and complexes in capitals and problems, such as division of pedestrian and traffic flows, pedestrian transit and inhabited other cities, remain a subject of the closest attention of city-planners, architects, designers, recreations, public and inhabited levels, maximal use of the urban area. engineers, ecologists, sociologists, demographers, doctors, historians, art critics and also Today there are even projects of the cities-skyscrapers. In such a city inhabited and representatives of the general city public. working tiers alternate with parks, technical and economic tiers. The author of two such For example, the US scientists completed an interesting research and found out that the projects is the Japanese is the well-known corporation "Takenaka". The larger one is the chambers, which settle down not above the environmental trees (according to the American kilometer height of Sky City, which has to become a housing for thirty six thousand people measures that means storeys from 1 to 7, according to the Russian - measures that means and a workplace for one hundred thousand people. Everything is provided in such skyscraper storeys from 1 to 10) can be recognized as the best for the inhabitants' health. According to for full-fledged life without any need to leave it: schools, parks, shops, restaurants, theaters, the data of the American researchers, the people, living above the 7th storeys are subject to hospitals, offices; issues of communications and transport are resolved (figure 2). Actually risk of various diseases more than those, who live below. Among "skyscrapers" persons such construction will become the centre of business and investment activity. nervous breakdowns, under immunity and cardiovascular diseases are noticed very often [7]. But despite many negative sides of life at great height, it is possible to find the particular qualities, characteristic for the high-rise dwelling, making it demanded by the consumer. Those qualities are on border between objective properties of inhabited skyscrapers as object of the social-and-economic relations and images of collective consciousness, they are "non- material", but they are rather accurately recorded in mass culture. The status and prestige of such housing, interesting design and the view from the window, existence of characteristic infrastructure and subculture in a skyscraper are among those qualities. According to the conclusions of sociologists, the inhabitant of a skyscraper is a particular type of the citizen. That is "a rich, young, highly educated, single or married man, whose family has no more than two children" [7]. The representative behavior model, active lifestyle are inherent in it, it is rather of individualist, than a family set of values, a wide range of the formal and informal contacts, high business activity, intensive consumption of products of city culture. Such an inhabitant creates padding demand for goods and services in the area and the city in general, and in turn actively participates in their creation [8, 9, 10, 11]. Such a citizen is attracted to the city by the existence of modern status inhabited skyscrapers [12, 13, 14]. Fig. 2. Sky City project, Japan (from Web Site for Architecture & Design-Related Info)

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Besides medicine and psychology it is necessary to mention the following problems, arising during projection and construction of high-rise residential buildings in Moscow and demanding obligatory consideration and decision: - justified city-planning and functional and typological need of construction; - marginal (justified) number of storeys (height); - the right choice of design system, the scheme and design decisions taking into account prevention of loss of the stability of the basement and the whole construction, leading to the destruction and the collapse of structures; - inadmissibility of the deviation from the approved design solutions and change of number of storeys of buildings during construction; - optimum containment of inhabited and non-residential, public areas (we remember the example of Marina City); - necessary functional interaction of residential and uninhabited buildings and constructions with the transport and serving city infrastructure; - the required containment of underground, ground and elevated parkings of the individual transport and their rational placement; - efficient minimization of threat of external and internal danger of destruction of the building due to creation of express service of safe operation; - the required fire and evacuation safety of the people, who are in high-rise buildings (here the towers of the World Trade Center in New York remain very effective example, though they were not residential buildings); - rational effectiveness of the modern engineering decisions on life support and equipment of the building, to energy saving and comfort of an upkeep, etc. The urgent matter during construction of high-rise buildings is providing them with energy. For the solution of this complexity it is necessary to consider the possibility of the use of the alternate sources of heat and energy supply which along with centralized supply will be put into maintenance . Roofs and spikes of high-rise buildings are very suitable for placement of solar batteries and wind energy installations [15, 16]. The following problem is that in view of extreme load of city highways with motor transport which number is steadily growing, close attention should be paid to transport infrastructure of the territories of high-rise complexes. But on the other hand construction of inhabited skyscrapers will create padding prerequisites for the accelerated development of transport infrastructure which in turn – is a factor of investment attractiveness and investment activity in the city. A probable solution of a transport problem are also multilevel platforms which allow to divide pedestrian and traffic flows [17]. Quite often critics of skyscrapers accuse them of violation of ecology, creation of the unnatural and unhealthy environment for life, isolation of inhabitants from the earth and nature. As the answer to this criticism there exist two Italian skyscrapers the Vertical wood (Milan, Italy) in which name the main idea of original skyscrapers is put. According to authors of the Vertical wood to return to sources and at the same time such projects will help to save residents of the megalopolis from inevitable environmental disaster. The answer to the requirements of ecological construction is the highest building of Austria, the pollution-free skyscraper DC Tower 1, which is also known under the name Donau City Tower. This building was constructed on the bank of Danube-river in the 2013 and it at once was included in various lists of the most impressive constructions of the present. The matter is that the 250-metres building with is one of the few skyscrapers of the planet constructed according to all the standards of "green" architecture. In the building water- conservation shower, energy efficient elevators and also many other interesting counters inseparably linked with environmental issues are installed. "Life support" of the tower happens due to pollution-free energy. This creature of the French architect Dominic Perrault serves as the proof of the possibility of the solution of problems of environmental

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Besides medicine and psychology it is necessary to mention the following problems, friendliness, energy efficiency and rational use of resources in the high-rise residential arising during projection and construction of high-rise residential buildings in Moscow and building. demanding obligatory consideration and decision: Solution of problems, disturbing the opponents of high-rise residential building is - justified city-planning and functional and typological need of construction; considered in the city investment programme "New Ring of Moscow". The high-rise - marginal (justified) number of storeys (height); complexes built within the specified programme demonstrate in new approach to providing - the right choice of design system, the scheme and design decisions taking into account a high level of safety and comfort of accommodation. At construction of these complexes in prevention of loss of the stability of the basement and the whole construction, leading to the adjacent territories the modern infrastructure is supposed: kindergartens, schools, movie destruction and the collapse of structures; theaters, shops, medical institutions and beauty shops, fitness centers, nurseries and sports - inadmissibility of the deviation from the approved design solutions and change of grounds [18]. The territory around a complex of high-rise objects according to normative number of storeys of buildings during construction; requirements has to be arranged well that surely includes also gardening. The modern city - optimum containment of inhabited and non-residential, public areas (we remember the landscapes will make more comfortable social and psychological and ecological space which example of Marina City); will attract residents and businessmen investors. - necessary functional interaction of residential and uninhabited buildings and The Moscow real estate market always was and remains very attractive to investors [19, constructions with the transport and serving city infrastructure; 20]. And the developed programme will help to develop and improve more actively the - the required containment of underground, ground and elevated parkings of the individual mechanism of interaction of authorities of the capital and various investment structures. transport and their rational placement; - efficient minimization of threat of external and internal danger of destruction of the building due to creation of express service of safe operation; 5 Conclusion - the required fire and evacuation safety of the people, who are in high-rise buildings (here Great experience of high-rise construction, including housing, is accumulated in the world. the towers of the World Trade Center in New York remain very effective example, though The difficult and fruitful way is passed by many gifted architects. they were not residential buildings); Construction of high-rise residential buildings means certain engineering and - rational effectiveness of the modern engineering decisions on life support and equipment architectural difficulties. Special responsibility lays down on administrative, executive and of the building, to energy saving and comfort of an upkeep, etc. supervisory authorities of any city, as well as on their divisions in the field of architecture The urgent matter during construction of high-rise buildings is providing them with and construction, on specialized research and design institutes on creation of residential energy. For the solution of this complexity it is necessary to consider the possibility of the buildings and complexes, design of unique high-rise constructions. But already there exist use of the alternate sources of heat and energy supply which along with centralized supply buildings, giving the answer to these difficulties. The matter is in placing such buildings in will be put into maintenance . Roofs and spikes of high-rise buildings are very suitable for appropriate districts of the city, without breaking architectural and esthetical integrity of areas placement of solar batteries and wind energy installations [15, 16]. with historical building. On the other hand, the modern European cities (and Moscow is not The following problem is that in view of extreme load of city highways with motor an exception) aspire to combine residential and office real estate. High-rise residential transport which number is steadily growing, close attention should be paid to transport buildings provide necessary functional and visual and figurative concentration of inhabited infrastructure of the territories of high-rise complexes. But on the other hand construction of function for full-fledged round-the-clock life cycle of highly urbanized fragments of the inhabited skyscrapers will create padding prerequisites for the accelerated development of urban environment. That attracts investors and buyers of the real estate to the city. transport infrastructure which in turn – is a factor of investment attractiveness and investment activity in the city. A probable solution of a transport problem are also multilevel platforms which allow to divide pedestrian and traffic flows [17]. Reference Quite often critics of skyscrapers accuse them of violation of ecology, creation of the unnatural and unhealthy environment for life, isolation of inhabitants from the earth and 1. R. Turkington, F. Kempen, Wassenberg Housing and Urban Policy Studies. Current nature. As the answer to this criticism there exist two Italian skyscrapers the Vertical wood trends and future prospects (Alblasserdam: OTB Research Institute for Housing, Urban (Milan, Italy) in which name the main idea of original skyscrapers is put. According to and Mobility Studies) 302 (2004) authors of the Vertical wood to return to sources and at the same time such projects will help 2. S. 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